Two-Building Industrial Flex
For Sale
$525,000
8407 9 MILE RD, Warren, MI 48089
Two standalone industrial buildings are fully leased and provide $5,000 in rental income.
Property Size8,277 SF
Price / SF$63.43
Days on Market100
Property Features for 8407 9 MILE RD
General Information
Standard status
Active
Size
8,277 SF
Property subtype
Industrial
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
3
Listing Agency:
Community Choice Realty Inc
(586) 822-9717
Listed By:
Fadi Akkam · License #423330
(586) 822-9717
Source:
Xome
Added: May 13
Changed: Aug 12
Last Checked: Aug 20 at 4:07AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Community Choice Realty Inc
Investment Insights
Based on property information with market context.
This property consists of two standalone industrial buildings totaling approximately 8,277 square feet. Both buildings are fully leased and currently generate $5,000 in rental income.
The buildings are located directly on E. Nine Mile Rd, east of Van Dyke Rd, offering high visibility. The site includes ample on-site parking and provides immediate access to I-94, I-75, and I-69.
The offering is an income-producing industrial flex-style configuration suitable for buyers seeking an already-leased setup.
The buildings are located directly on E. Nine Mile Rd, east of Van Dyke Rd, offering high visibility. The site includes ample on-site parking and provides immediate access to I-94, I-75, and I-69.
The offering is an income-producing industrial flex-style configuration suitable for buyers seeking an already-leased setup.
Key Highlights
- Two standalone industrial buildings totaling approximately 8,277 SF, fully leased
- Property generates $5,000 in rental income
- Located directly on E. Nine Mile Rd, east of Van Dyke Rd
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$42,521
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.10%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$850,420
$850.4K
Cap Rate 7%
$607,443
$607.4K
Cap Rate 9%
$472,456
$472.5K
Market Conditions
NOI Build-Up for 8,277 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$63.6K $7.68/SF
− Vacancy
−$2.8K −$0.34/SF
EGI
$60.7K $7.34/SF
− OpEx
−$18.2K −$2.20/SF
NOI
$42.5K $5.14/SF
Area
Warren, MI
Vacancy
4.44%
Lease Rate
$7.68 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$850,420
Cap Rate 7%
$607,443
Cap Rate 9%
$472,456
Alternative Uses
Best Use
Flex RnD
$1.21M
$1.06M – $1.42M
NOI $84,962 @ 7.0% cap · market cap 16.18%
Second Best
Industrial
$607.4K
$531.5K – $708.7K
NOI $42,521 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,816 @ 7.0% cap · market cap 24.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 48089, MI
32,012
Population
13,597
Households
2.4
Avg Household Size
35
Median Age
11%
College-Educated
83%
High-School Grad
8.0 sq mi
ZIP Area
4,002
Density / Sq Mi
$53,076
Median Household Income
$35,786
Median Earnings
$1,187
Median Rent
$117,300
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Mercurio Food Specialties — 24920 Gibson Dr, Warren, MI 48089
Frequently Asked Questions
What type of property is this?
Flex space - Two standalone industrial buildings are fully leased and provide $5,000 in rental income.
Where is this flex space located?
The property is located at 8407 9 MILE RD Warren, MI.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two standalone industrial buildings totaling approximately 8,277 SF, fully leased; Property generates $5,000 in rental income; Located directly on E. Nine Mile Rd, east of Van Dyke Rd
